2332 County Road 1455 · Mount Pleasant, TX 75455

$135,000

3 bd · 2.0 ba · 970 sqft · SingleFamily · 78 Days on market

Built 2025 1.39 ac lot ↓ 17% since listing

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +23.6/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to peaceful country living in Mount Pleasant, Texas! This brand-new 2025 single-wide home offers 3 bedrooms and 2 bathroom with a comfortable and functional layout designed for everyday living. Inside, you’ll find a cozy living room, a practical kitchen, and well-sized bedrooms that make great use of the space. Situated on 1.39 acres, this property gives you plenty of room to enjoy the outdoors, add a shop, garden, or simply relax and take in the quiet East Texas surroundings. Whether you're looking for an affordable starter home, investment property, or a place to enjoy country living with space to spread out, this property has tons of potential. Don’t miss your chance to own a newly built home on acreage in the desirable Mount Pleasant area!

Key facts

• 1.39 acre lot
• Built 2025
• Listed 77 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.5% in Mount Pleasant — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#81 in TX, #2,808 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, schools D-, amenities D-.
• Mount Pleasant ISD (town): math 45% / reading 44% proficiency, ranked #291 of 826 in TX (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 382 active listings in the ZIP; 47 units permitted in Titus County in 2024 (10 in 5+ unit buildings).
• This rent runs 32% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $50k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.10% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.06%
• DSCR: 1.36
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.0%
• Equity multiple: 0.85×
• Total profit: $-5,691
• Equity at exit: $20,129

10-year hold

• IRR: 5.7%
• Equity multiple: 1.42×
• Total profit: $15,931
• Equity at exit: $11,672

Cash invested: $37,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 75455

• Home prices YoY: -27.0%
• Active inventory: 382
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,490 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$159 /mo · $1,907/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $254

Break-even live

Break-even rent $1,169

Max offer price $135,000

Occupancy floor 78%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $135,000 Active 78 DOM
2. 2026-06-18
   days on market $135,000 Active 77 DOM
3. 2026-06-17
   days on market $135,000 Active 76 DOM
4. 2026-06-16
   days on market $135,000 Active 75 DOM
5. 2026-06-15
   days on market $135,000 Active 74 DOM
6. 2026-06-14
   days on market $135,000 Active 72 DOM
7. 2026-06-12
   days on market $135,000 Active 71 DOM
8. 2026-06-09
   days on market $135,000 Active 68 DOM
9. 2026-06-08
   days on market $135,000 Active 67 DOM
10. 2026-06-07
    days on market $135,000 Active 66 DOM
11. 2026-06-07
    pricedays on market $135,000 Active 65 DOM
12. 2026-06-03
    days on market $165,000 Active 62 DOM
13. 2026-06-02
    days on market $165,000 Active 61 DOM
14. 2026-06-01
    days on market $165,000 Active 60 DOM
15. 2026-05-31
    days on market $165,000 Active 59 DOM
16. 2026-05-30
    days on market $165,000 Active 58 DOM
17. 2026-05-15
    price $165,000 776-char remark

    Show marketing remark (773 chars)

    Welcome to peaceful country living in Mount Pleasant, Texas! This brand-new 2025 single-wide home offers 3 bedrooms and 2 bathroom with a comfortable and functional layout designed for everyday living. Inside, you’ll find a cozy living room, a practical kitchen, and well-sized bedrooms that make great use of the space. Situated on 1.39 acres, this property gives you plenty of room to enjoy the outdoors, add a shop, garden, or simply relax and take in the quiet East Texas surroundings. Whether you're looking for an affordable starter home, investment property, or a place to enjoy country living with space to spread out, this property has tons of potential. Don’t miss your chance to own a newly built home on acreage in the desirable Mount Pleasant area!

18. 2026-05-15
    price $165,000 773-char remark

    Show marketing remark (773 chars)

    Welcome to peaceful country living in Mount Pleasant, Texas! This brand-new 2025 single-wide home offers 3 bedrooms and 2 bathroom with a comfortable and functional layout designed for everyday living. Inside, you’ll find a cozy living room, a practical kitchen, and well-sized bedrooms that make great use of the space. Situated on 1.39 acres, this property gives you plenty of room to enjoy the outdoors, add a shop, garden, or simply relax and take in the quiet East Texas surroundings. Whether you're looking for an affordable starter home, investment property, or a place to enjoy country living with space to spread out, this property has tons of potential. Don’t miss your chance to own a newly built home on acreage in the desirable Mount Pleasant area!

19. 2026-04-02
    listed $185,000 Active 776-char remark

    Show marketing remark (773 chars)

    Welcome to peaceful country living in Mount Pleasant, Texas! This brand-new 2025 single-wide home offers 3 bedrooms and 2 bathroom with a comfortable and functional layout designed for everyday living. Inside, you’ll find a cozy living room, a practical kitchen, and well-sized bedrooms that make great use of the space. Situated on 1.39 acres, this property gives you plenty of room to enjoy the outdoors, add a shop, garden, or simply relax and take in the quiet East Texas surroundings. Whether you're looking for an affordable starter home, investment property, or a place to enjoy country living with space to spread out, this property has tons of potential. Don’t miss your chance to own a newly built home on acreage in the desirable Mount Pleasant area!

20. 2026-04-02
    listed $185,000 Active 773-char remark

    Show marketing remark (773 chars)

    Welcome to peaceful country living in Mount Pleasant, Texas! This brand-new 2025 single-wide home offers 3 bedrooms and 2 bathroom with a comfortable and functional layout designed for everyday living. Inside, you’ll find a cozy living room, a practical kitchen, and well-sized bedrooms that make great use of the space. Situated on 1.39 acres, this property gives you plenty of room to enjoy the outdoors, add a shop, garden, or simply relax and take in the quiet East Texas surroundings. Whether you're looking for an affordable starter home, investment property, or a place to enjoy country living with space to spread out, this property has tons of potential. Don’t miss your chance to own a newly built home on acreage in the desirable Mount Pleasant area!

21. 2026-03-30
    historical
22. 2026-02-25
    listed $175,000 Active
23. 2024-11-13
    soldstatus
24. 2023-12-29
    listed $199,900 Active
25. 2007-05-03
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $1,907 · $159/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$563/yr (+$47/mo · 29.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,878
• − Mortgage interest: −$7,562
• − Property taxes: −$1,907
• − Insurance: −$675
• − Repairs & maintenance: −$1,430
• − Management: −$1,430
• − Depreciation: −$3,927
• Taxable income: $946
• Est. tax owed @ 24.0%: −$227
• After-tax cash flow: $2,819/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Mount Pleasant ISD
• NCES district ID: 4831760
• Math proficiency: 45% ▼ -7.00%
• Reading proficiency: 44% ▲ 2.00%
• Median HH income: $40,642
• Composite: 37.35/100
• National rank: #4437
• State rank: #291 of 826 in TX

Livability — Mount Pleasant

• Score: 77/100
• State rank: #81
• US rank: #2808

Category grades

Amenities D- Commute F Cost of living A+ Crime B- Employment C- Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Titus County · 26,903 people
• City population: 26,903
• Metro: Mount Pleasant, TX
• Population (ZIP): 26,903
• Household income: $56,163
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 758.0

Population outlook (Titus County) Hauer SSP2

• Today (2025): 33,205 people
• By 2030: 33,187 · -0.1%
• By 2040: 32,931 · -0.8%
• By 2050: 32,231 · -2.9%
• By 2075: 29,507 · -11.1%
• By 2100: 25,369 · -23.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Hispanic / Latino 45% White 42% Two or more races 15% Black 10% Asian 1%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 18% · Canada, Vietnam
• Languages at home: 61% English-only · Spanish 37% Vietnamese 1%

Political lean MEDSL · Titus

• 2024 margin: Solid R (+54.7) · D 22.3% · R 77.0%
• 2008→2024 swing: -23.5pp toward R · 2008: -31.2pp · 2024: -54.7pp
• All cycles: 2024: R+54.7 2020: R+44.7 2016: R+42.1 2012: R+39.0 2008: R+31.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.66%
• Current HPI: 215.4205
• Rent YoY: —
• Metro: Mount Pleasant, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-17.5% since first listed

9 events — show timeline

• 2026-05-15 Price Changed $165,000 NTREIS
• 2026-05-15 Price Changed $165,000 GTAR
• 2026-04-02 Listed $185,000 GTAR
• 2026-04-02 Listed $185,000 NTREIS
• 2026-03-30 Listing Removed — NTREIS
• 2026-02-25 Listed $175,000 NTREIS
• 2024-11-13 Sold (Public Records) — Public Records
• 2023-12-29 Listed $199,900 LAAR
• 2007-05-03 Sold (Public Records) — Public Records

Property tax history

+65.5%/yr

Latest (2025): $1,907 · +1.2% YoY. Source: county tax records.